People who have owned homes in Gwinnett for several years are asking similar questions when they see their bills these days. They wonder why the county tax amount remains the same even though home values have increased significantly. Conversely, some say their home value has risen while their neighbors' have not.

This difference is due to Gwinnett County's Value Offset Exemption program, known as VOE. Today, I will explain exactly what it covers and how to check if you are receiving it.

First, let's start with the basics. VOE is not a state program; it is a benefit operated by Gwinnett County itself. According to county records, it has been automatically applied alongside the homestead exemption since 2001.

The key point is that it is not a program that requires a separate application. If you apply for any type of homestead exemption, it is treated as if you have also applied for VOE. Once approved, you do not need to reapply each year.

So, what gets frozen? The assessed value from the year the exemption is first applied is used as the base value, and even if market prices rise afterward, the county tax is calculated based on that base. In Georgia, 40 percent of the market value is used as the taxable assessed value, so you can think of it as a fixed structure.

Looking at a case study from the county involving a home in Suwanee, we can see how it works. The market value jumped from $420,300 in 2021 to $746,500 in 2024. However, the county tax remained the same at $1,254.71 for four years.

The base year for this home was 2013, when the market value was $298,300. The county reported that this home saved $5,691.11 over four years due to VOE.

Here's where many misunderstand. VOE only applies to the county portion of the taxes. School taxes, state taxes, and city taxes are calculated based on the newly assessed value each year.

In the same Suwanee case, school taxes increased from $3,510.56 in 2021 to $6,059.83 in 2024. City taxes also rose from $828.83 to $1,472.10. The reason the total bill increases is mostly due to these factors.

If you live in an area like Duluth, remember that city taxes will also apply separately. Therefore, it is not unusual for the total amount to continue rising even with VOE.

There are also limits to the application. It only applies to homes and land up to 5 acres. If you make improvements to your home, such as adding a pool or finishing a basement, those parts are not subject to the freeze, and the base value will change.

If market prices drop, you don't need to worry. If the assessed value falls below the base value, it will be taxed at the lower assessed value. It will be calculated as if there is no VOE, so you won't incur any losses.

So, what happens if you move? VOE is a benefit tied to the home you currently live in, so if you move to a new home, it starts over based on the new home's value. Even if you switch to another house in the same neighborhood, you cannot carry over the lower base value from your long-term home.

When selling a long-term home and moving, you may feel a significant difference in county taxes. It is advisable to budget based on the new home's market value.

Recently, there has been talk about HB 581. This is a new homestead exemption created by the state of Georgia, but Gwinnett County decided to opt out of this program in February 2025 after three public hearings.

The county explains that the state program increases the base value annually according to inflation, while VOE keeps it frozen without adjustment. Therefore, from the county's perspective, VOE is more beneficial for homeowners.

Of course, not all residents agreed with this decision, and there were opposing opinions. I believe that without inflation adjustments, VOE is more advantageous the longer you live there, but remember that school taxes will continue to rise regardless of this debate.

Now, the most important question: how do you know if you are receiving VOE? The quickest way is to check the exemption section on your bill or assessment notice.

If the exemption box is empty, it is likely that the homestead exemption is not applied. Many people do not realize they need to apply separately when they only submit closing documents when purchasing a home.

If you are unsure, you can use the application status inquiry menu on the Gwinnett County Tax Assessor's website. You can also directly ask via email at [email protected] or call 770-822-8800.

The application requirements are simple. You must own the home and live there as your primary residence as of January 1 of that year. There are no age or income restrictions for the general homestead exemption.

The deadline is April 1. Applications must be submitted by that date to be reflected in that year's taxes. Applications are accepted year-round, but if submitted late, they typically take effect the following year.

Since it is now late October, you have likely already received this year's bill. Consider this year's application closed, and if you find you are missing it, it is best to apply immediately. This will ensure your base value is set for next year.

The longer you delay applying, the later the base year will be, and the increased market value during that time will be included in the base value. In neighborhoods where home prices are rising, it is beneficial to lock in as soon as possible. This is a straightforward calculation.

If you are over 65, there is more to consider. If your adjusted gross income exceeds $124,648 in 2026, you can receive a full exemption from school taxes through the senior exemption. If your parents own a home, be sure to check that as well.

In summary, check the exemption box on your bill first, and if it is empty, apply online. If you meet the age requirement, you can also apply for the senior exemption.

I would recommend pulling out your bill this week. It only takes five minutes to check, but it could make a difference of several years' worth of taxes. If the conditions are unclear, directly contacting the tax office for clarification is the most reliable way to get answers.